Manufactured Homes. pg Giving an Appearance of Permanency

Transcription

1 Manufactured Homes 37 Giving an Appearance of Permanency Design Principle The manufactured home shall be installed on the site so as to give the appearance of a permanent home. Rationale Any running gear should be removed, and the manufactured home should be installed with the same level of permanency as a singlefamily home. This manufactured home has been constructed with brick over the foundation and a front porch to give the appearance of permanency. Design Guidelines 37-1 Any running gear, tongue, axles, and wheels should be removed at the time of installation The home should be installed on a permanent concrete or masonry and concrete foundation Siding, brick facing, or other high-quality exterior treatment should be used to fully cover the wheels and any gap beneath the bottom of the home. This exterior treatment should extend above the fi nished fl oor level of the home and be coordinated with the overall siding used on the home. pg 64

2 Manufactured Homes 38 Selecting Suitable Materials Design Principle The materials used on the manufactured home shall be consistent with the materials found on site-built, single-family homes in the neighborhood. Rationale Every effort should be made to ensure that the materials used on the manufactured home are indistinguishable from those used on other homes in the neighborhood. Design Guidelines 38-1 The siding used on the manufactured home should be consistent with siding on other homes on the block Brick or stone wainscoting are recommended where appropriate The roof should be surfaced with a material of one of the same types recommended for site-built homes, including composition, tile, or lightweight cement shingles. pg 65

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4 Design Guidelines

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6 Design Standards and Guidelines GENERAL COMMERCIAL CONTEXT The commercial areas in Oak Park display varied urban design patterns and architectural styles that refl ect their unique historical infl uences. The more auto-oriented commercial form common from the mid-20th century to the present is found on portions of Broadway, Stockton Boulevard (including the corner of Broadway and Stockton Boulevard), and Fruitridge Road. Development in these areas is larger in scale, with larger lots and structures. Fruitridge Road and Stockton Boulevard have many commercial businesses that provide basic goods and services, such as groceries, gas, and dry cleaning. A more traditional, pedestrian-oriented commercial development pattern is found on Broadway and a portion of Stockton Boulevard. Commercial buildings in these areas are typically constructed to the back of the sidewalk, with parking on the street or at the rear of the building. Two special commercial character areas have been identifi ed that represent this type of development: Broadway Commercial Character Area Stockton Boulevard Commercial Character Area These Commercial Design Standards and Guidelines address autooriented and pedestrian-oriented development patterns, with an emphasis on strengthening walkability, visual appeal, and humanscale design in both types of commercial areas. Finally, although there is only limited commercial development along Martin Luther King Jr. Boulevard, the street includes two noteworthy civic buildings that contribute to the character of the street: the Oak Park Community Center and the Christian Brothers High School. The Oak Park Community Center is painted with striking murals. pg 67

7 Introduction John s Philly Corner is typical of several two-story commercial structures with hip roofs and wood lap siding. The historic Guild Theater on 35th Street is an exceptional example of the brick structures typical of this area. BROADWAY COMMERCIAL CHARACTER AREA The Broadway Commercial Character Area includes portions of Broadway and 35th Street that represent the oldest commercial buildings in Oak Park, dating to the late 19th and early 20th centuries. Commercial buildings in this area are typically one or two stories, with some buildings that are grand in scale and mass. Because Broadway bisects the area at an angle to other streets, many commercial buildings have entries at the corner of a triangular lot. (Note Paine s Drugstore to the right, or the W.I.G.S. Thrift Shop on this page.) Architectural styles are diverse, representing examples of Classical, Neoclassical, or California Mission Revival, and various forms of vernacular architecture. Brick and stucco are the most common exterior materials. Terra cotta can be seen on the U.S. Bank building, and wood lap siding has been used on several buildings. Some of the best historic structures, such as the U.S. Bank building and the Guild Theater, have been carefully renovated and can set the tone for highquality design in this area. Several examples of Streamline Moderne can be seen on the north side of Broadway. The building that currently houses the W.I.G.S. Thrift Store (constructed of glass and steel) and the Paris Bakery (constructed primarily of concrete) are distinct examples. Buildings on the north side of Broadway also range from simple concrete warehouses to one-story stucco, brick, or concrete block commercial structures. There are also a number of vacant lots on the north side of Broadway, several of which are triangular in shape. As these lots are redeveloped, it will be important for the facades and primary entries of infi ll structures to face Broadway and take design cues from existing structures in the vicinity. Because brick is the most common material, as refl ected in several fi ne local architectural examples, it is the preferred material for infi ll structures located directly on Broadway. Other infi ll structures facing Second and Fourth Avenues and 33rd through 37th Streets may more fl exibly interpret the common architectural styles in the area. The W.I.G.S. Thrift Shop is constructed primarily of glass and steel. pg 68

8 / / S M of of Law Law Introduction BROADWAY COMMERCIAL CHARACTER AREA MAP, WITH SELECTED EXAMPLES X ST BLVD ALHAMBRA ST Y ST Paine s Drug Store 33TH ST 2ND AVE 35TH ST BROADWA ROADWAY 1ST AVE Empty lot with warehouses behind it 32ND 34TH ST 36TH ST ST 32ND 4TH AVE McDonald Plumbing, Heating and Air BRET HARTE CT C T McGeorge Commercial Commercial 5TH AVE School School / Other Other l McClatchy Park Paris Bakery pg 69

9 Introduction The Colonial Theater is a notable example of Streamline Moderne on Stockton Boulevard. California Mission Revival is a common architectural style in the Stockton Commercial Character Area. STOCKTON COMMERCIAL CHARACTER AREA The Stockton Commercial Character Area is located on Stockton Boulevard between Eighth and 14th Avenues, with the majority of existing commercial structures concentrated on the west side of the street. The area is distinguished by small commercial structures located at the front of the lot line adjacent to the sidewalk, with parking at the side or rear of the buildings. The majority of commercial buildings in this area are one story, with simple, fl at roofl ines and entries facing the street. Buildings displaying California Mission Revival infl uences are common, with a number of vernacular commercial structures and the Colonial Theater representing Streamline Moderne. The University of California, Davis, maintains its C.A.A.R.E. facility (a pediatric care center) on Eighth Avenue and Stockton Boulevard. The C.A.A.R.E. facility is an interpretation of California Mission Revival architecture, with smooth stucco walls and tile roofi ng. The Colonial Theater, located at 10th Avenue and Stockton Boulevard is the most notable example of Streamline Moderne in the vicinity. The theater has striking vertical signage, blue tiles that extend to other buildings on the block, and white stucco walls that contribute to the building s signifi cance as a visual landmark for the area. A number of simple vernacular structures mix elements of the Mission and Streamline Moderne styles, using stucco as the primary siding material, accented with tiles, glass block, or brick. Windows are typically rectangular storefront windows facing the street. As redevelopment progresses, the City will balance preservation of the area s existing buildings with the goals of redevelopment. Some of the smaller commercial buildings may be suitable for renovation into clothing boutiques, restaurants, coffee shops, bookstores, or similar businesses. However, in order to encourage redevelopment, it may be necessary to aggregate some of the parcels and replace associated buildings with new construction. All renovation of existing structures and new infi ll construction in this area should reinforce the area s key features, and architectural design should be contemporary interpretations of local styles. pg 70

10 43RD ST 44TH ST Introduction STOCKTON COMMERCIAL CHARACTER AREA MAP, WITH SELECTED EXAMPLES BROADWAY The U.C. Davis C.A.A.R.E. facility displays California Mission Revival design elements. Inflation Tires is a unique example of Streamline Moderne. 9TH AVE 10TH AVE These businesses adjacent to the Colonial Theater share its blue accent tiles. STOCKTON BLVD 11TH AVE 12TH AVE This commercial building is typical of several in the vicinity that have not been redeveloped. 14TH AVE Maria s Mexican Grill pg 71

11 SITE DESIGN This section provides direction for the site design of new commercial development and the renovation of existing structures. Effective site planning techniques should create a unifi ed commercial environment that refl ects the character and history of the area. The major principles of commercial site design are intended to: create a comfortable and welcoming pedestrian environment; enhance the vitality of the commercial district; create a distinctive character and sense of place for commercial streets; and clearly defi ne the public realm with a streetwall of commercial buildings that frame the street. A commercial district with a traditionally designed streetwall of buildings. A pedestrian-oriented commercial district can include street trees, cafe seating, and wide sidewalks. pg 72

12 39 Building Orientation, Setbacks, and Build-to Lines Design Principle Buildings shall be constructed to the front of the property line behind the sidewalk, with allowable variations in the setback to provide for café seating, plazas, and other additions to the public realm. Rationale Commercial buildings in traditional urban areas have typically been built to the front of the property line behind the sidewalk, creating a line of buildings with a consistent streetwall that supports a strong relationship between the building, the sidewalk, and the street. This streetwall should be reinforced by new construction and additions. The streetwall may be varied to create usable public spaces such as outdoor café dining and small plazas with seating. General Design Standards and Guidelines 39-1 Buildings should be constructed to the front of the property line and from side property line to side property line Facades that front onto a public street should be built parallel or nearly parallel to the public right-of-way A portion of the front setback may be increased by as much as 15 feet, if that setback is used as public space such as outdoor restaurant seating or a courtyard with public access. A minimum of 60% of the front facade should be constructed up to the front setback Buildings at corners may be set back to create corner entries or chamfered entries New buildings should provide an appropriate setback to allow rear- and side-yard facing windows on existing buildings to have access to light, air, and usable space between buildings. Broadway Commercial Character Area Design Guidelines 39-6 Broadway intersects north/south streets at an angle, creating triangular or oddly-shaped lots that pose a challenge to creating a traditional streetwall. In these instances, the front facade of the building must be designed to face Broadway, which is the primary pedestrian street. New construction and additions should be built to the back of the sidewalk or at the front of the property line. Infi ll Infi ll New construction and additions may increase a portion of the front setback if designed as usable outdoor space. Usable Outdoor Space The U.S. Bank building on Broadway was designed for a triangular lot. pg 73

13 Primary Street Parking should not be located at the front of the building. Primary Street Building Surface Parking Lot Secondary Street/Alley Surface Parking Lot Building Secondary Street/Alley 40 Parking Design Principle Parking areas shall provide vehicular access without compromising pedestrian accessibility and the character of the public realm on primary commercial streets. Parking lots shall be placed at the rear of the building, when feasible, to not obstruct views of the building s front facade from the street. Rationale Adequate and accessible parking areas are important to the viability of commercial districts. However, large surface parking lots fronting the street can create the appearance of a vacant and uninviting area that detracts from the visual continuity of the commercial streetwall and impedes and discourages pedestrian traffi c. Smaller parking lots located at the rear or sides of commercial buildings are a recommended alternative. Parking Lot Design Standards and Guidelines 40-1 Parking lots should be located behind the commercial frontage on major pedestrian streets, such as Broadway and Stockton Boulevard. Where parking at the rear of the building is not possible, it may be located in an interior side lot. Parking at the front of the building or corner lots is highly discouraged Large surface parking lots should be avoided in favor of several smaller parking lots Driveways into parking lots should be located on side streets, where feasible. Access to parking on major pedestrian streets should be minimized. Parking should be unobtrusive to encourage an active street life and a comfortable pedestrian environment. Parking should be placed behind, under, or on the side of buildings. The facade of this parking structure has been designed to complement the adjoining commercial building. pg 74

14 40-4 Parking lots should include signage and well-designed locations for ingress and egress that reduce confl icts with pedestrian movement Access to commercial buildings from rear or side parking lots or alleys should be well maintained and kept clear of obstructions Parking lots, driveways, and walkways should be connected with those of neighboring sites to consolidate traffi c and minimize confl icts with pedestrian and automobile circulation. Parking Structure Design Standards and Guidelines 40-7 Parking structures are encouraged, where fi nancially feasible Parking structures that are located on primary commercial streets should be designed with retail, offi ce, or other uses at the street level to avoid monotonous blank walls Parking structures should be designed with architectural features that complement existing commercial, offi ce, and mixed use buildings in the vicinity Parking structures should be designed to incorporate passive safety design features to create a secure facility. The use of glass for pedestrian stairways and adequate interior lighting are encouraged Entry and exit ramps should be located mid-block or toward service areas rather than facing primary pedestrian streets Pedestrian entry and exit features should be clearly marked and open onto primary pedestrian streets and routes. Stockton Commercial Character Area Design Guidelines Parking should be located behind commercial buildings or on the street to maintain the traditional streetscape. Broadway Commercial Character Area Design Guidelines Parking on triangular lots must be designed so that the building occupies the majority of the frontage on Broadway. On-street parking may be used as a portion of the parking requirements for triangular lots. Parking at the side of a renovated commercial building on Stockton Boulevard Sign in the window of the Bayside Cafe on Stockton Boulevard pg 75

15 ARCHITECTURAL ELEMENTS Architectural design guidelines address the exterior of buildings and their relationship to the surrounding built context. It is paramount to ensure that the design of the building complements the community setting and character and contributes to the public realm. Architectural design should promote commercial buildings that are: visually welcoming from the primary pedestrian street; similar in mass and scale to other commercial buildings in the area; and constructed of high-quality materials that will contribute to the longevity of the building. High-quality materials and human-scale design are exemplifi ed by this older building in the Broadway Commercial Character Area. pg 76

16 41 Building Height, Massing, and Scale Design Principle The size and scale of commercial buildings shall be compatible with existing development in commercial districts. Rationale To ensure compatibility with existing development, new development should appear similar in massing and scale, and the heights of new buildings should generally fall within the height range of existing buildings on the block. Corner sites offer a special opportunity for providing additional building height and can serve as anchor sites for a block. General Design Standards and Guidelines 41-1 New, higher buildings can reinforce the established building heights along a block by stepping back upper fl oors that are above the average building height along the street A building that is larger than the average of buildings on the same block should break up the mass of the structure with articulation of the structure into smaller components and the creation of multiple surfaces Appropriately scaled doors, windows, awnings, and detailing can reduce the appearance of mass Buildings on corner lots provide an opportunity for construction of structures that exceed the average height on the block and can serve as anchor points Building heights should not block important view corridors into the neighborhood. Building entries at corners should address both sides. Broadway and Stockton Boulevard Commercial Character Area Design Guidelines 41-6 The fl oor-to-fl oor height used in older, established buildings shall be maintained in new construction. Sustainability Guidelines 41-7 Massing design should provide opportunities for daylighting and solar panels. Glazing should be located predominantly on the north and south sides of the structure, with glazing on the west side minimized unless the west side is also the street side. New construction and additions that deviate from the typical proportions of height, width, and depth may appear out of scale with existing buildings. New construction and additions shall respect the typical proportions of height, width, and depth. pg 77

17 42 Building Facades Design Principle Building facades shall be designed to create visually interesting buildings that offer variety along the commercial street. Avoid expansive blank walls along streets. Rationale Building facades provide the interface between the built environment and the public realm. Historically, commercial districts have consisted of buildings that are one or two stories in height and cover entire lots. This pattern creates a regular rhythm of building mass and streetwalls. A streetwall of varied building facades is visually appealing and enhances the pedestrian environment. Blank walls at the ground fl oor level are unattractive and uninviting and should be avoided. Instead, elements should be used to create visual interest, including awnings and canopies, windows, doors, trellises, detailed parapets, or arcades. In recent decades, new buildings have increased in size and scale, creating greater challenges to creating human-scale commercial environments. Therefore, appropriate architectural elements, such as window openings, commercial displays, frequent building entries, ornamentation, awnings and canopies, contribute to a pleasant urban streetscape. New construction, additions, and alterations should draw from existing architectural features. pg 78

18 General Design Standards and Guidelines 42-1 Doors, windows, fl oor heights, cornice lines, signage, and awnings should be appropriately scaled to reduce the mass of buildings as experienced at the street level The primary facade of a building must face a public street and include an entry that is accessible from the street, where feasible The main entrance of a building without a street edge facade should open directly onto a publicly accessible walkway. This walkway should connect directly to an adjacent street sidewalk A building facade facing the street should be lined with windows, entries, and openings that provide indoor and outdoor views to the public rights-of-way and sidewalks. Continuous blank-wall surfaces are not allowed Architectural features, such as display windows, pilasters, lattices, and alcoves for the product display, can provide visual relief on buildings that cannot achieve continuous openings along the street and sidewalk Facades can also be articulated with insets, partial setbacks, and small pedestrian plazas, (see Section 39, Building Orientation ). A corner facade on Broadway This building is a contemporary interpretation of traditional design. pg 79

19 42-7 Solid roll-down security grates shall not be used on the exterior of the building; however, they may be placed on the interior of storefront glazing or entry doors Highly refl ective or dark tinted glass should be avoided Street facades of commercial buildings in areas of predominantly older buildings must have a ground fl oor base of a durable material, such as stone, tile, or certain types of fi nished concrete, where feasible Building facades should be designed to create a recognizable base and top. Building bases and tops can be created with variations in: building wall thickness; use of special materials; changes in colors and materials on window trim; cornice treatments; roof overhangs with brackets; and use of ornamental building lines. Top Base New construction and additions are encouraged to use horizontal elements to create a top and base that give definition to the building and break down its elements to a more human scale. pg 80

20 Broadway Commercial Character Area Design Guidelines The designs for elements such as solid kickplates, transoms, clerestory windows, individual punched window openings in the upper fl oors, and sign bands must should retain the traditional scale and character of older buildings on the block, where feasible. Design Guidelines for Mixed-Use Buildings Mixed-use development combines commercial development with other uses, such as offi ce and residential. When mixeduse development is vertical in form, the commercial and offi ce professional uses should be on the fi rst story, with residential above. The fi rst story should be designed as described in Guideline 42-4, with a large percentage of windows, doors, and other transparent surfaces. Upper stories should have a larger percentage of opaque surfaces, which can be articulated with windows, balconies, and patios. This mixed use building has a strong corner treatment, a clearly defined base, and an articulated facade. pg 81

21 43 Additions Design Principle Additions shall be consistent with the architectural style, massing, proportions, and scale of the existing building. Rationale Additions should be designed as an adjunct that does not visually interfere with the original structure. The architectural details on the addition should be designed to refl ect those on the original building. Addition to the top of the structure, with a second-story setback from the existing facade General Design Standards and Guidelines 43-1 An addition should respect, but be subordinate to, the design of the original building, and should be designed so that the form of the original structure can still be recognized An addition should not alter or destroy the architecturally defi ning features of the original building, such as original porches, columns, railings, stairs, windows, doors, and roof and eave forms Large additions should be broken down into smaller, varied components that relate to the scale and massing of the original structure An addition should be compatible with the overall character of the property, block, and neighborhood New additions should be set back from the primary facade, especially if the additions are taller than the original building. Addition at the rear of the original structure pg 82

22 44 Roof Forms Design Principle The roof forms of new development shall refl ect the roofl ines of established commercial structures. Rationale Flat roofl ines are typical of much established commercial development. New commercial development should try to emulate this existing form to maintain the character of the neighborhood. However, variation in roof shapes can be desirable if compatible with existing buildings on the block. General Design Standards and Guidelines 44-1 Articulated facade surfaces with multiple roofl ines are encouraged for taller buildings to avoid an appearance of mass and to add interest One-story buildings should use simple roof forms Special roof forms on corner buildings are encouraged to help accentuate the corner location Materials that are used in existing buildings, or that are visually compatible with materials in existing buildings, should be used in the construction of new roofs. Broadway Commercial Character Area Design Guidelines 44-5 Buildings in this area sometimes have fl at roofs with decorative parapets and cornices, particularly on buildings designed in the California Mission Revival style of architecture. These decorative roof elements are encouraged on infi ll construction if appropriate to the design of the building. Infi ll This infi ll project has a fl at roof similar to other nearby existing structures. Infi ll An infi ll project with a pitched roof in areas where nearby buildings have pitched roofs is acceptable. Sustainability Guidelines 44-6 The addition of photovoltaic solar panels is suggested to reduce energy use The use of cool roof materials and or green roofs is encouraged to reduce energy use, heat transmission, and stormwater runoff and improve the water quality of stormwater runoff Roofi ng options that include recycled content are encouraged. The Brick House in the Broadway Commercial Character Area has a typical fl at commercial roof. pg 83

23 45 Entry Features Design Principle The entry features of commercial buildings shall be clearly visible to pedestrians, with a defi ned relationship to the street and sidewalk. Rationale A recessed entry helps to break up the massing of a building and makes the threshold immediately apparent to pedestrians. Decorative features, such as awnings, canopies, lighting, and signage, can also be used to clearly defi ne and articulate an entryway. A traditional recessed entry with stained glass transom. General Design Standards and Guidelines 45-1 Primary entries should be located on major sidewalks to provide clearly visible pedestrian access The size of the entry should be proportional to the building Secondary entries may be located at the side or rear of the building to provide access from parking areas Entries should be clearly defi ned with signage and architectural details In mixed-use buildings, the entrance to residential uses on the second story should be clearly defi ned and easily approachable from a public street or sidewalk. Broadway Commercial Character Area Design Guidelines 45-6 Traditional entries are often inset and embellished with details such as sidelights, transoms, columns, and pedimental trim. Buildings in the commercial character area should incorporate such details into new infi ll buildings with traditional design. Stockton Commercial Character Area Guidelines 45-7 Entries should suit the style of architecture in infi ll development. Entries in buildings designed in the California Mission Revival style, for example, can be arched and ornamented with fl uted and scrolled detailing. This recessed entry shows the oversized wooden window framing found on some older buildings on Stockton Boulevard. (For a view of the entire building, see page 70.) pg 84

24 46 Windows and Doors Design Principle The proper placement and design of windows and doors shall be used to create visual interest in commercial buildings and contribute to the stylistic coherence of development along the street. Rationale The placement of windows and doors along a street frontage is one of the best methods of creating visual interest into a building. Storefront windows at the street level can be used to allow pedestrians to see into the structure, and individuals inside the building to view the street, improving visual surveillance of the area outside the building and increasing security. General Design Standards and Guidelines 46-1 Windows, entries, and doors should occupy most of the wall surface on the ground fl oor Building openings, such as windows and doors, should maintain the proportions and spacing of other openings on the block Headers, trim, and sills of windows of new buildings should be well articulated in design, dimensions, and profi les Windows should be made of clear glass to allow pedestrians to see into the structure. Use of mirrored or dark tinted glass is not allowed Windows with authentic mullions that contain true divided lights are encouraged. Windows at the U.C. Davis C.A.A.R.E. facility on Stockton Boulevard refl ect Mission architectural infl uences. Windows should occupy most of the fi rst fl oor facade of the building. Building openings should maintain the proportions and spacing of other openings on the block. pg 85

25 46-6 Doors should primarily be constructed of transparent materials, such as panels with glass, full-light glass, or glass panes in a wood or metal frame Security bars on the outside of commercial windows are highly discouraged. Broadway Commercial Character Area Design Guidelines 46-8 Upper fl oors must use vertically proportioned window openings similar in form to those used in older buildings, where feasible The spacing of windows must follow the facade patterns of older buildings on the block, where feasible. Commercial doors should primarily be constructed of transparent glass. Stockton Commercial Character Area Design Guidelines Glass block, refl ecting Streamline Moderne infl uences, can be used in new infi ll in small amounts Sturdy wood window frames (2- to 3-inch typical) have been used in some vernacular commercial architecture and are desirable for new infi ll construction Horizontal bands of vertical windows are common in Streamline Moderne buildings. Sustainability Guidelines Skylights are encouraged to daylight the interior fl oor area, thus reducing energy use and creating a more pleasant retail/ commercial environment Prismatic glazing is encouraged to increase the energy effi ciency of skylights Windows should be oriented to maximize controlled daylighting from the south and north The use of insulating glazing such as LoE 2 is encouraged to increase energy effi ciency. Upper fl oor windows in the Broadway Commercial Character Area should be vertically proportioned. pg 86 Glass block can be found in some buildings on Stockton Boulevard.

26 47 Color Design Principle Color shall be used in a way that complements the surrounding structures and adds to the liveliness and character of commercial districts. Rationale The use of pre-approved colors can lead to a repetitive streetscape that is lacking in distinction and interest. Matching existing color schemes can also lead to blocks, or an entire district, in one repetitive color. In general, the major design principle in the selection of building colors is to be compatible with, but not identical to, surrounding development. General Design Standards and Guidelines 47-1 Colors should be compatible with those of the neighboring buildings Creative use of colors is encouraged. Unique or unusual color schemes will be considered on a case-by-case basis during the design review process Building colors that complement natural materials, such as brick, stone, tile, and terra cotta, are encouraged as a primary building color. Building colors should avoid more intense colors as a primary design element Contrasting accent colors are encouraged for architectural details, awnings, and entrances Colors should be selected with consideration for the orientation of buildings. Colors on south- and west-facing facades will often appear warmer, due to sun exposure than the same colors on the north or east sides Fluorescent, neon, or dayglo colors are strongly discouraged as the primary color. Broadway Commercial Character Area Design Guidelines 47-7 Colors used in the commercial character area should refl ect the more muted colors that would have been used in the area traditionally. Stockton Commercial Character Area Design Guidelines 47-8 Structures on Stockton Boulevard can tolerate a colorful palette that refl ects the variety of development on that street. pg 87

27 Typical Materials in the Broadway Commercial Character Area 48 Materials Design Principle Buildings shall be constructed of high-quality materials that will promote the longevity of the structure and provide a pleasing appearance as the materials age. Rationale High-quality fi nish materials promote the longevity of a building and add to its character, particularly on the ground fl oor, where people are most likely to come in contact with the building and can easily see and touch the materials. Brick of varied textures and patterns General Design Standards and Guidelines 48-1 Use of materials commonly found on other commercial buildings in Oak Park is recommended Durable, solid facing materials should be used Use of the following materials is not allowed: vinyl or grooved plywood siding sprayed-on, textured stucco raw, raised grain, or rough-sawn wood Brick with molded concrete Terra cotta detailing Stucco Wood lap siding 2005 JupiterImages Corp. pg 88

28 48-4 Materials used in new buildings should be selected from the established range of exterior wall materials used in older buildings in the area Wood should be milled, with a smooth, painted fi nish. Materials found in Stockton Commercial Character Area Broadway Commercial Character Area Design Guidelines 48-6 Brick is the preferred material for commercial buildings in the commercial character area. However, terra cotta, smooth stucco and wood lap siding may also be used. Stockton Commercial Character Area Design Guidelines 48-7 Buildings in the commercial character area may be constructed of smooth stucco or brick, with tile, glass, and steel accents. Sustainability Guidelines 48-8 The use of materials that include recycled content is encouraged to reduce waste. Stucco Brick The ticket booth at the Colonial Theater, with examples of glass block and tile pg 89

29 49 Canopies, Awnings, and Arcades Design Principle When incorporated into a commercial building, canopies, awnings, and arcades shall be made of high-quality components that complement the overall design, colors, and materials of the building. Rationale Canopies, awnings, arcades, and overhangs are traditional commercial design elements that articulate the building facade and create variety and interest at the street level. They also serve the practical purposes of providing space for signage of commercial uses, shading windows during the summer to reduce energy use, and providing shade and weather protection for pedestrians, encouraging walking instead of auto use. Canvas awning General Design Standards and Guidelines 49-1 Canopies, awnings, arcades, and overhangs are encouraged over window displays and entries along public sidewalks on the ground fl oor of commercial buildings Canopies, awnings, and overhangs that project into the public right-of-way are subject to a City revocable encroachment permit. Contact the Building Division of the City Development Services Department for more information Canopies, awnings, and arcades should be designed with respect for the proportions of the building in terms of size, shape, and placement unless a unique architectural style encourages something different Canopies and awnings should fi t within individual bays or structural divisions of the building facade rather than extending beyond a single bay, unless the building structure dictates an alternative placement. Steel overhangs help to articulate commercial entries, offer shade and add architectural interest to the building. pg 90

30 49-5 Use of a continuous awning for the windows in the upper fl oors is discouraged. Each window should be articulated with an individual canopy or awning, with awnings extending no more than halfway down the window. The color and style should complement ground-level awnings and canopies on the same building Self-supporting canopies and awnings are recommended A variety of solid and striped colored awnings may be considered Brightly colored awnings should be compatible with the colors used on the main building. Uncolored or light-colored canvas awnings may be appropriate for dark and north facing facades to allow daylight to fi lter through to storefronts and secondstory windows Canvas, fi re-resistant acrylic, and metal are preferred materials for awnings. Vinyl, plastic, plasticized fabric, and fi berglass awnings are strongly discouraged Canvas awnings often fade and deteriorate over time. Canvas awnings will need regular maintenance and periodic replacement Awnings, decorative roofs, and miscellaneous entry features may project into the front public right-of-way, provided that they are not less than 8 feet above the sidewalk Canopies and awnings should only be internally illuminated where appropriate to the architectural style of the building Canopies and awnings should be designed to provide window shading to reduce energy use. Broadway Commercial Character Area Design Guidelines Canopies and awnings must not cover historical decorative ornaments, cornices, transoms, or other architectural elements of the facade. Steel awnings may be used in the Stockton Commercial Character Area. pg 91

31 Signage suitable for the Broadway Commercial Character Area 50 Signage and Graphics Design Principle Building identifi cation signs and graphics shall enhance the appearance of the building and contribute to the overall character of the street, while minimizing the appearance of clutter. Rationale Attractive, artistic, well-proportioned, and carefully located signs can enhance the character of commercial districts. Signage should be used for information, direction, and wayfi nding, and not for advertising specifi c products. Signage should enhance the character of existing older buildings, and can help new development to be compatible with existing development. Signage applied to a glass window General Design Standards and Guidelines 50-1 All commercial signage is subject to a City of Sacramento sign permit. Contact the Building Permits Division of the City Development Services Department for more information Signage can be wall-mounted, projecting, combined with awnings, or placed on windows. Hanging signs with projecting lettering are encouraged Cabinet and pole signage are discouraged. Wall-mounted, projecting blade signage Signage printed on an awning Signage for multiple tenants pg 92

32 50-4 Materials and colors of signage should be compatible with those of the building as well as adjoining buildings Signage should be modest in scale and appearance, and should complement, not overpower, the building Signage must not obscure important architectural elements, such as windows, cornices, or decorative details Individual shop signs in a single storefront should relate to each other in design, size, color, lettering style, and placement on the building Buildings with multiple tenants should have a common signage program and include a multiple directory Signage lighting should not result in glare or light spillover to other properties. Signage in the Stockton Commercial Character Area Broadway Commercial Character Area Design Guidelines Painted wood and metal are the preferred materials for signs. Internally illuminated signs should be avoided on older buildings, except for neon signage that is used in the appropriate context for buildings constructed after Stockton Commercial Character Area Design Guidelines Creative use of signage with neon lighting is appropriate when complementary to the design of the building. Historical signage can contribute to the character of the commercial district. Lettering affi xed to the facade of the building is appropriate for Stockton Boulevard. Signage applied to a window on Stockton Boulevard pg 93

33 Lighting in the Broadway Commercial Character Area 51 Lighting Design Principle Lighting fi xtures shall be designed to complement and enhance the architectural style of the building and shall be compatible with the character of the area. Rationale Lighting on buildings and sites can have a dramatic effect on the mood, quality, and character of commercial districts. The color, intensity, and types of lighting used on buildings and in landscaping contributes to the character of commercial areas. Adequate and carefully placed lighting can improve the safety and security of a site, adjacent streets, and surrounding properties. Visibility at intersections and pedestrian crossings can also be enhanced with appropriate lighting. The Guild Theater in Oak Park uses subtle neon lighting. General Design Standards and Guidelines 51-1 Building lighting should relate to the style and character of lighting on the whole site Use of neon, marquee lighting, and other specialized lighting is appropriate in some areas, and may be used for restaurants and entertainment uses Specialized lighting is appropriate for building features, entries, building towers, and other architectural elements. Gooseneck lighting can be used on both older buildings and contemporary architectural interpretations. pg 94

34 51-4 Lighting should provide even illumination. Flashing, pulsating, rotating, or otherwise moving light fi xtures are not appropriate Lighting fi xtures must not obscure major architectural features Lighting should not direct unwanted glare toward adjacent residential or other sensitive areas. Downlighting and specialized fi xtures that reduce sky-lighting and glare are encouraged. Particular care should be taken to eliminate light spillover and glare from pedestrian pole lighting through the use of a solid top or refl ection device Pedestrian areas should be lighted by pole- or bollard-type fi xtures that are not more than 14 feet in height for pole lighting, or 3 feet in height for bollards. Lighting suitable for the Stockton Commercial Character Area Broadway Commercial Character Area Design Guidelines 51-8 Lighting should represent traditional forms. Stockton Commercial Character Area Design Guidelines 51-9 Contemporary lighting may be used when appropriate to the design of the building. Sustainability Guidelines Compact fl uorescent bulbs and photocell sensors are encouraged to achieve energy effi ciency. Contemporary lighting is appropriate for buildings in the Stockton Boulevard Commercial Character Area. Pedestrian pole lighting with a solid top eliminates light spillover and glare. pg 95

35 52 Services and Utilities Design Principle Service and utility areas, including loading docks, storage areas, mechanical systems, and trash bins, shall be screened from view and integrated into the design of the project. Rationale Although necessary and functional aspects of commercial districts, service areas, loading docks, delivery areas, and mechanical equipment can be unsightly and noisy and may detract from the quality of the urban environment. Functional service areas of buildings should receive the same design attention and consideration as more public spaces and should be carefully placed and screened to reduce noise and visual blight. General Design Standards and Guidelines Service Areas and Loading Areas 52-1 Service areas, including loading docks, storage areas, and trash bins, should be screened from adjoining walkways To the extent feasible, loading areas shall be located and designed to minimize their visibility from public areas and adjacent properties. Loading areas shall be accessible from side streets, interior parking garages, or the rear of buildings rather than from the fronts of buildings. The rear of this commercial building has been carefully screened. pg 96

36 52-3 Landscaping and decorative walls and fences should be used to screen mechanical equipment, loading areas, and other service areas Where feasible, loading areas should be functionally separated from parking and pedestrian walkways for safety and to provide convenient access for delivery trucks. Mechanical Systems 52-5 Mechanical equipment, such as air conditioning units, pipes, ducts, vents, access doors, meters, transformers, and other building systems equipment that produce noise, exhaust, or visual unsightliness, should be located away from pedestrian ways All such equipment should be screened or hidden from public view in a manner consistent with the character of the building and the surrounding district Rooftop and ground mounted mechanical equipment and trash storage areas should be screened from view from adjoining properties and public rights-of-way. Trash Enclosures 52-8 All outdoor trash and garbage containers should be located at the rear of lots away from public view and screened with solid, decorative walls that match the design of the primary structure. Where possible, trash enclosures should not be located along the pedestrian ways and streets. Sustainability Guidelines 52-9 Where feasible, heating, ventilation, and air conditioning units should be placed on the north side of the building (if not the street side) to shade the units and minimize energy consumption. Service/loading and trash areas should be screened from view with landscaping, walls, or other structures. pg 97

37 STREETSCAPE GUIDELINES The design of the streetscape should address the relationship between commercial buildings and the public realm by providing such amenities as street trees, street furniture, landscaping, and paving. A successful streetscape should foster a sense of place and feelings of community pride and ownership. It can also enhance the value of commercial properties. Elements such as street trees and street furniture should contribute to a pleasant, walkable environment. The streetscape design in the neighborhood should also support public social interaction and enhance the vitality of the commercial district. Street trees soften the appearance of a commercial street. pg 98

38 53 Parking Lot Design Design Principle Parking lots shall be screened from the street and nearby sidewalks and provide shade to parked automobiles. Rationale Parking lots should be adequately screened with fences, walls, and landscaping. Trees and landscaped areas incorporated into parking lots can help to soften paved areas, reduce heat during the summer months by providing shade, and help to fi lter pollutants from the air. General Design Standards and Guidelines 53-1 Surface parking lots adjacent to public sidewalks should be screened with appropriate design elements, such as fences, walls, and landscaping To promote visual surveillance of parking lots, screening materials should not block views lots from passing cars Pedestrian routes through parking lots should be clearly designated with paving and landscaping Use of a trellis-style structure attached above a wall or fence can help maintain the character of the streetwall and improve the pedestrian environment along the street Parking lots shall be planted with trees to provide a minimum of 50% shading after 15 years in conformance with City Municipal Code Section 17.68, Landscaping and Paving Regulations. Shading should be calculated by using the expected diameter of the tree at 15 years. A link to the City of Sacramento Parking Lot Tree Shading Design and Maintenance Guidelines is available at: cityofsacramento.org/parksandrecreation/urbanforest/#right Landscaping should screen parking lots from the street while still allowing some visibility to promote safety. This landscaped walkway allows pedestrian access to local businesses. pg 99

39 Alternative surfaces such as grass pavers keep stormwater runoff on site and reduce heat production Trees planted in parking lots should be protected with curbs, bollards, or tree grates, or should be located on landscaped walkways Use of permeable materials, such as permeable asphalt, grasscrete, and modular pavers, are encouraged to reduce stormwater runoff. Where possible, drainage shall be directed into planting areas to increase percolation of water runoff. Bio-swales are encouraged to collect stormwater runoff and improve run-off water quality. Sustainability Guidelines 53-8 All planting areas, including those designed to accommodate the 2-foot overhang on parking spaces, should be landscaped with groundcover or other planting materials to reduce stormwater runoff The use of bio-swales is encouraged to reduce stormwater runoff Light colored paving materials should be considered for use as primary paving materials to reduce heat transmission. Modular pavers are another attractive alternative that helps to keep stormwater runoff on-site. Bio-swales collect stormwater runoff and improve run-off water quality. Parking lots shall be designed to provide 50% shading after 15 years. pg 100

40 54 Street Trees Design Principle Street trees shall be planted on all streets to provide a visual frame to the street and shade and comfort to visitors to commercial districts. Rationale Street trees soften the appearance of the commercial streetscape and make it more comfortable for pedestrians by providing essential shade during the summer months. General Design Standards and Guidelines 54-1 Street trees should be spaced no farther apart than 30 feet on center, and should be located in either a 6-foot wide planting strip between the curb and sidewalk, or within a metal-grated tree planter area of at least 4 feet by 4 feet adjacent to the curb Street trees that are not planted and maintained by the City, and that project into the public right-of-way, are subject to a City revocable encroachment permit. Contact the Building Division of the City Development Services Department for more information Street trees should be easy to maintain, reduce sidewalk damage, and provide a suffi ciently large, wide canopy to shade the sidewalks Street trees must be pruned to provide a clear space between the lower branches and the sidewalk and roadway to prevent damage and provide a clear view of building signage, ground fl oor windows, and doors Street trees within the public right-of-way must not be trimmed or removed without consulting the City Department of Parks and Recreation Urban Forest Services at Tree species should be suitable for the Sacramento climate, and should be selected for water conservation. Refer to the following lists for recommended species: Sacramento Tree Foundation Sacramento Municipal Utility District (SMUD) City of Sacramento Department of Parks and Recreation index.html Street trees provide welcome shade for pedestrians. pg 101

41 55 Landscape Elements Design Principle Landscape elements shall be used to foster an attractive and comfortable commercial environment. Landscaped areas add to the beauty of the streetscape. Rationale Parks, plazas, and town squares should be developed as the focus of commercial areas, with commercial development opening directly onto these spaces. Parks, plazas, and town squares should include landscape elements, such as ornamental plants and water features, to create visual interest and an attractive, appealing environment. General Design Standards and Guidelines 55-1 Landscaping shall conform to all relevant City regulations and guidelines, including the City Municipal Code Section , Landscaping and Paving Regulations Plant species should be suitable for the Sacramento climate. Low-water landscaping materials are encouraged High-maintenance annuals and perennials should be used only as smaller landscape elements The full growth of landscaping materials should be anticipated so that trees and shrubs do not confl ict with lighting and roofs Landscaped areas are preferred over impermeable paved surfaces An automatic irrigation system must be installed to provide consistent coverage of all landscaped areas. Automatic controllers with rain shut-off valves will allow for greater water conservation. Irrigation controls should be screened from view by landscaping or other attractive site materials Turf and groundcover are more effectively irrigated with a conventional spray system. Head-to-head spray coverage is recommended. Avoid overspray onto sidewalks and adjacent properties A drip irrigation system is recommended for shrubs and trees to provide deeper, more even watering. Drip irrigation permits greater water conservation than a conventional spray system Bare soil should be planted or mulched to minimize run-off. Sustainability Guidelines pg Deciduous shade trees and shrubs should be planted, where appropriate, to shade the west and south sides of buildings and all paved areas to reduce heat transmission New planting strips located between the sidewalk and street should be a minimum of 6 feet wide to promote the health of shade trees.

42 56 Hardscape Elements and Street Furniture Design Principle Hardscape elements and street furniture shall be selected and installed so as to increase opportunities for people to congregate and interact, and shall complement the surrounding architecture. Rationale Hardscape elements and street furniture, such as pedestrian kiosks, benches, transit shelters, newspaper racks, trash cans, and café tables, encourage strolling and window shopping and increase opportunities for casual social interaction. This informal interaction can enhance the appeal and vitality of commercial districts. General Design Standards and Guidelines 56-1 Street furniture should be consistent with the character of existing businesses Street furniture should be attractive, functional, easy to maintain, high quality, and vandal resistant Street furniture must not block the sidewalk or access to parking Seating is highly encouraged. A variety of seating alternatives, such as benches, seat walls, and café tables are possible Incorporation of public art into site and building design is encouraged The pattern and texture of ground paving materials should fi t the context of the district. Use of high-quality brick, stone, textured concrete, terrazzo tile, or other decorative pavers is encouraged Hardscape materials that can endure Sacramento s intense weather conditions should be selected. Traditional bench designs should be used in the Broadway Commercial Character Area. Trash receptacles should be provided at regular intervals Broadway Commercial Character Area Design Guidelines 56-8 Street furniture on Broadway must complement the traditional architecture found in the area. Ornate, cast-metal benches could be used. Stockton Commercial Character Area Design Guidelines 56-9 Simple contemporary wood or metal designs fi t the context of the area. Sustainability Guidelines Pervious concrete should be used, when feasible, because it has better refl ectivity, reducing heat transmission and stormwater runoff The use of recycled paving materials is encouraged. More contemporary benches designs are desirable for the Stockton Commercial Character Area. pg 103

43 This Page Intentionally Left Blank pg 104

44 Appendices Appendix A Additional Resources General Planning Resources Commercial and Home Improvement Funding Historic Preservation Standards Manufactured Homes Appendix B Predominant Residential Architectural Styles Ranch Minimal Traditional Queen Anne Bungalow and Sacramento Highwater Bungalow Craftsman Bungalow Oak Park Vernacular Appendix C Commercial Architectural Styles Classical Style Neoclassical Style California Mission Revival Streamline Moderne Appendix D U.S. Secretary of the Interior s Standards for Rehabilitation of Historic Buildings Appendix E Sustainability Through High Performance Building Design Appendix F Glossary of Terms pg 105

45 Appendix A APPENDIX A ADDITIONAL RESOURCES These resources provide more information about the neighborhoods, as well as relevant City programs and ordinances. General Planning Resources Sacramento Municipal Code Title 17 of the Sacramento Municipal Code contains information relevant to development standards, including height limits and setbacks. The code is available at: (Go to the zoning code section.) Implementation Plan The Oak Park Implementation Plan acts as the operating plan for the Sacramento Housing and Redevelopment Agency (SHRA) with regard to the Oak Park neighborhood. The document outlines goals, specifi c projects, and proposed costs for implementation. The plan is available at: Oak Park Renaissance Community Master Plan Approved in 2003, the Oak Park Renaissance Community Master Plan covers the area bounded by Broadway on the north, Martin Luther King, Jr. Boulevard on the west, Eighth Avenue on the south, and Stockton Boulevard on the east. The area is primarily residential except for sections along Broadway, Stockton Boulevard, and Martin Luther King Jr. Boulevard. The document provides revitalization strategies for the neighborhood, including streetscape and infrastructure improvements, and residential infi ll development. Limited residential design guidelines are included. Commercial and Home Improvement Funding Commercial Revitalization Program This SHRA program offers free architectural and construction management services for business owners interested in improving the appearance and function of older commercial buildings. Property owners must invest a minimum of $10,000 in improvements to be eligible. Funding for improvements is provided as a matching rebate of up to $50,000. For more information, contact SHRA at (916) Grow Sacramento Fund The Grow Sacramento Fund (GSF) is a non-profi t lender providing small business loans under the U.S. Small Business Administration s 7(a) program. GSF offers technical assistance and provides loans between $25,000 and $2,000,000 at market-rate fi nancing for new and expanding businesses in the City and County of Sacramento. Loans may be used to acquire land and buildings, make leasehold improvements, and purchase machinery and equipment. For more information, contact SHRA at (916) ext pg 106

46 Appendix A Home Repair and Improvement Programs SHRA administers several home repair and improvement programs, including emergency repair, accessibility, and repair assistance for seniors. Homeowner rehabilitation loans are also available. To learn more about these programs, see the SHRA website or contact SHRA at (916) Historic Preservation Standards U.S. Secretary of the Interior s Standards for Rehabilitation The U.S. Secretary of the Interior sets the standard for the rehabilitation and maintenance of historic structures. While these Design Standards and Guidelines are not intended to set standards for historic structures, some of the information on this National Park Service website may be useful to individuals who want to learn more about how to protect residential properties that are 50 years old or older. City of Sacramento Historic Preservation The City s Historic Preservation Department oversees the environmental review of potentially historic structures 50 years old or older. Structures proposed for demolition may also be subject to review as potentially eligible for listing on the City s register of historic landmarks and contributing resources. The City has adopted the Secretary of the Interior s Standards for review of historic preservation projects under Sacramento Municipal Code, Chapter , which can be found at: Work done in compliance with the U.S. Secretary of the Interior s Standards is considered to have a less than signifi cant impact for purposes of environmental review under the California Environmental Quality Act (CEQA). Manufactured Homes U.S. Department of Housing and Urban Development ces/hsg/sfh/mhs/mhshome.cfm Manufactured Housing Institute The 2000 Manufactured Housing Improvement Act California Health and Safety Code Mobilehomes-Manufactured Housing Act of 1980 (Division 13, Part 2, California Health and Safety Code) California Manufactured Housing Institute pg 107

47 Appendix B APPENDIX B PREDOMINANT RESIDENTIAL ARCHITECTURAL STYLES The most typical existing residential architectural styles in Oak Park are detailed in this section. The architectural styles shown are graphically represented by photos taken within the redevelopment area. The examples are not intended to be emulated in new construction in their pure form, but are provided for informational purposes to help applicants better understand and respond to the existing residential context. pg 108

48 Appendix B Ranch The Ranch style home was popular from the 1950s through the 1970s. Low and rambling, the Ranch home occupied more square footage than previous architectural styles. Ranch style homes can have a simple rectangular fl oor plan, or an L-, T-, or U-shape, with the attached garage usually as one arm of these more complex layouts. This style is typically found south of 14th Avenue in Oak Park. Ranch design features: wide, horizontal facade built-in garage common single story low-pitched hipped, cross-gabled, and side-gabled roofs moderate to wide eave overhang wood or brick wall cladding (sometimes in combination) ribbon windows picture windows minimal front entry features low-pitched hipped roof single story moderate overhang built-in garage wide, horizontal facade minimal front entry Ranch home pg 109

49 Appendix B Minimal Traditional Minimal Traditional was a popular style from the 1930s into the 1950s. The homes were inexpensive to build and allowed a greater proportion of the general populace to enjoy home ownership. Their styling refl ects the infl uence of Tudor, Colonial Revival, and Craftsman Cottages that were popular through the 1920s. However, Minimal Traditional homes are considerably more streamlined and display simpler decorative features than their predecessors. This style is typically found south of 14th Avenue. Minimal Traditional design features: low-pitched roof usually one story minimal decoration side gable roof, sometimes with front crossing gable minimal overhang of eaves wood or brick cladding entry porches front crossing gable low-pitched roof usually one story side gable minimal decoration minimal overhang of eaves entry porch wood cladding Minimal Traditional home pg 110

50 Appendix B Queen Anne Typically of wood frame construction with irregular plans, Queen Anne dwellings were popular in the late 19th and early 20th centuries. Numerous Queen Anne homes can be found in Oak Park, particularly in the Residential Special Character Area. Queen Anne design features: asymmetrical facades conical or pyramidal roof shapes extensive ornamentation wrap-around porch bays, turrets, dormers, and chimneys common vertical massing asymmetrical facades bay extensive ornamentation Queen Anne home pg 111

51 Appendix B Bungalow and Sacramento Highwater Bungalow The Bungalow style was popular during the fi rst 30 years of the 20th century. In fact, most of the smaller homes constructed in the United States during this period were built in the bungalow style, which included many variations, including period revival styling. The Sacramento highwater bungalow follows the basic bungalow style, with the addition of high foundations to minimize damage from fl ooding. Both Bungalow and Sacramento highwater bungalows homes are found throughout Oak Park. Bungalow design features: This home has the low-slung horizontal form of many bungalows. one or one-and-a-half stories low-pitched roof, often with projecting rafter tails and side gables front porch (either partial width or full width) stucco, cast plaster, clinker brick, or clapboard exterior walls casement, sash, and bay windows, often with awnings and shutters tapered square columns on porches Sacramento Highwater Bungalow design features: foundation raised one-half story to minimize impacts of fl ooding This bungalow has the front crossing gable and triangular knee braces under the eaves typical of the style. front porch low-pitched hipped roof one and a half stories square, tapered columns Sacramento Highwater Bungalow with raised main story pg 112

52 Appendix B Craftsman Bungalow A common architectural style in the early 20th century, Craftsman and Craftsman Bungalow homes are distinguished by good workmanship and natural materials, such as wood and stone. There are many homes in the Oak Park area that draw inspiration from the Craftsman style, without having the more elaborate detailing typical of the form, particularly north of 12th Avenue. Craftsman design features: one or one-and-a-half stories prominent, low-pitched gable or hip roof wide eaves with exposed roof rafters double-hung windows with small panes in upper portion dormer windows or roof vents decorative braces porch with tapered square columns dormer window low-pitched gable roof one-and-a-half stories wide eaves with exposed roof rafters decorative braces double-hung windows porch with square, tapered columns Bungalow with Craftsman infl uences pg 113

53 Appendix B Oak Park Vernacular Some homes represent local vernacular forms. Vernacular architecture refers to a type of regional construction that employs common forms and materials, often developed in response to the local climate and building traditions. Vernacular residences drew inspiration from the popular architectural styles of the day, constructed in simplifi ed forms to meet the tastes and budgets of their owners. Although not representing a specifi c architectural style, the Oak Park Vernacular form is common in Oak Park, and is exemplifi ed by the following characteristics: Oak Park Vernacular design features: small size (one to two bedrooms) ornamentation primarily through structural elements windows small in number and area, and usually double- or single-hung sash small porch or stoop simple roof lines horizontal wood lap siding common, with stucco less common simple gabled roof sash windows simple ornamentation front porch Oak Park Vernacular pg 114

54 Appendix C APPENDIX C COMMERCIAL ARCHITECTURAL STYLES Older commercial structures in Oak Park represent a variety of styles, including Classical, Neoclassical, California Mission Revival, and Streamline Moderne, which are described in this section. The architectural styles shown are presented for informational purposes only to provide developers and designers with information on the neighborhood context that should be considered for commercial infi ll and renovations. They are not necessarily intended as models to be duplicated in new construction. pg 115

55 Appendix C Classical Style The Classical style uses simple, formal elements. Wall areas of minimal decoration are often offset with highly-decorated areas. This style can be found in Oak Park, with the Citizens Bank of Oak Park on 35th Street as a signifi cant example. Classical design features: emphasis on simple massing; symmetrical facades; simple geometric form; detailed, repetitive eave, window, and banding elements; and ornamented parapets, sometimes used with balustrades. detailed ornamentation on eaves, doors, and windows symmetrical facade with horizontal banding simple massing Classical Style with Prairie School Infl uences: Citizens Bank of Oak Park building on 35th Street pg 116

56 Appendix C Neoclassical Style This imposing style of building was mostly used in buildings of importance, such as museums, government buildings, educational institutions, and banks. This style is represented by the U.S. Bank Building on Broadway. Neoclassical design features: classical symmetry; full-height porch with temple-like front; prominent columns with decorative caps; square blocks (modillions) lining the underside of the roof soffi ts and used for decoration; classical ornamentation; and masonry construction, and often terra cotta clad. modillions on underside of soffi ts full-height, temple-like porch classical ornamentation prominent columns with decorative caps Neoclassical U.S. Bank building on Broadway pg 117

57 Appendix C California Mission Revival The California Mission Revival style originated in southern California and was considered the California counterpart to the Colonial Revival style popular in the northeastern United States in the early 20th century. Rather than imitating design infl uences imported from the East Coast, this style was derived from historic Southwestern infl uences, including Puebloan and Spanish mission architecture. Many smaller commercial structures on Broadway and Stockton Boulevard display California Mission Revival infl uences. California Mission Revival design features: dormers and roof parapets based on the arching and fl uted shapes of Spanish missions; wide, overhanging eaves; exposed rafters; red-tiled roof; stucco walls; and arched windows and doors on ground level. fl uted roof parapet red tile roofi ng stucco walls California Mission Revival: Primo s Restaurant incorporates both California Mission Revival elements and glass block (on the ground fl oor) common in Streamline Moderne structures (described on the following page). pg 118

58 Appendix C Streamline Moderne The Streamline Moderne style, also known as Art Moderne, became popular in the 1930s and 1940s. Streamline Moderne design was represented by low, horizontal structures with smooth, streamlined surfaces that were often punctuated by contrasting vertical elements, such as blade signs. Structural glass, porcelain enamel panels, and tiles were used to produce polychrome designs for the exterior covering of the buildings. Glass blocks were also commonly used in this style, as were large glass show windows. This style is mostly commonly seen in movie theaters, department stores, gas stations, and bus stations. A few examples of this style can be found in Oak Park along Broadway and Stockton Boulevard. Streamline Moderne design features: smooth, rounded wall surfaces, often of stucco; fl at roof with small ledge at roofl ine; horizontal grooves or lines in walls, sometimes of fl uted or pressed metal; often asymmetrical facade; casement or corner windows or other horizontally arranged windows; glass-block windows, often curved; and an emphasis on the horizontal, with vertical elements. vertical element vivid colors (the Colonial sign, tiles, and awning are blue) smooth walls, often of stucco Streamline Moderne: Colonial Theater in Oak Park pg 119